HomeMy WebLinkAboutItem 3 - ARCH-0556-2019 (1030 Orcutt) Orcutt ApartmentsPLANNING COMMISSION AGENDA REPORT
SUBJECT: Development review of a three-story mixed-use project within the Commercial Services
zone, consisting of 16 residential units on a site with an existing 1,587-square foot laundromat. The
project includes the following requests: street yard setback reduction for 10 feet where 15 feet is
normally required, ground floor residences within the first 50 feet of floor area adjacent to the street,
tandem parking, and a 5% shared parking reduction to reduce the required parking by one space.
PROJECT ADDRESS: 1030 Orcutt Road BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: ARCH-0556-2019 & FROM: Tyler Corey, Principal Planner
USE-0822-2019
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) that approves the project subject to findings and
conditions of approval.
SITE DATA
SUMMARY
The applicant is requesting to construct a new three-story mixed-use development consisting of 15
residential units (320 to 640 square feet each) and repurposing of an existing storage building to
provide an additional studio apartment, resulting in a total of 16 residential units in addition to the
existing laundromat (1,587 sq. ft.) that is planned to remain. The project will include demolishing the
existing carwash service bays to provide room for the new residential structure (Attachment 2, Project
Plans). The project includes exceptions to the street yard setback to allow a 10-foot setback for a
portion of the new structure, where a 15-foot setback is normally required for structures greater than
20-feet in height, and an exception to allow ground floor residences within the first 50 feet of floor
area adjacent to the street. The project also includes a shared parking reduction of five percent, to
reduce the required parking by one space. A Minor Use Permit is also required for a mixed-use project
within the C-S-zone subject to specific findings as detailed in this report.
Applicant Jules Rogoff
Representative Randy Dettmer
Zoning C-S (Commercial Services)
General Plan Services and Manufacturing
Site Area ~24,551 square feet.
Environmental
Status
Categorically exempt from
environmental review under CEQA
Guidelines § 15332 (In-Fill
Development Projects)
Meeting Date: May 13, 2020
Item Number: 3
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1.0 COMMISSION’S PURVIEW
Review project for consistency with the General Plan, Zoning Regulations, and applicable City
development standards and guidelines. Planning Commission (PC) review is required for projects
which include more than 10 residential units (ARCH-0556-2019) as well as the associated Minor Use
Permit (USE-0822-2019) requesting a mixed-use project within the C-S zone.
2.0 PREVIOUS REVIEW
The Architectural Review Commission (ARC) reviewed the proposed project on April 6, 2020 for
consistency with the Community Design Guidelines (CDG). During their review the ARC provided
eight directional items to the applicant to address specific concerns related to building and site design,
and recommended that the Planning Commission approve the project (4-2-0) (Attachment 3, ARC
Staff Report and Meeting Minutes).
3.0 PROJECT ANALYSIS
The proposed improvements must conform to the standards and limitations of the Zoning Regulations
and Engineering Standards and be consistent with the applicable CDG. Staff has evaluated the project
and identified discussion items for the PC to consider in order to ensure the project adequately
responds to ARC direction and is in substantial compliance with the applicable standards, as discussed
in this analysis.
3.1 Consistency with the General Plan
The Housing and Land Use Elements encourage mixed-use projects where they can be found to be
compatible with existing and potential future development. The Land Use Element (LUE) encourages
compatible mixed uses in commercial districts (LUE Policy 3.8.5) and specifically discusses
residential and commercial mixed use (LUE Policy 2.3.6)1.
3.2 Consistency with the Zoning Regulations
In accordance with Table 2-1 of the Zoning Regulations, mixed-use projects require a Minor Use
1 LUE Policy 2.3.6. The City shall encourage mixed use projects, where appropriate and compatible with existing and
planned development on the site and with adjacent and nearby properties. The City shall support the location of
mixed use projects and community and neighborhood commercial centers near major activity nodes and
transportation corridors / transit opportunities where appropriate.
Figure 1: Rending of the project as seen from Orcutt Road.
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Permit to be constructed within the C-S zone. Minor Use Permits require specific findings regarding
General Plan consistency, neighborhood compatibility, findings for health, safety and welfare, and
findings for site suitability regarding design, traffic generation, and public services. The project
design complies with lot coverage, floor area ratios, and building height requirements for the C-S
zone (see Section 4.0 Project Statistics).
Mixed-Use Development: Zoning Regulations Section 17.70.130 (Mixed Use Projects) provides
standards for mixed-use projects, which state that the design shall consider potential impacts on
adjacent properties and be compatible with the adjacent and surrounding residential neighborhoods.
Mixed-use projects must be designed to achieve specific objectives including design criteria, site
layout, pedestrian access and performance standards. The project has been designed to provide a
physical separation between the residential and nonresidential uses and associated activity areas by
placing residential uses behind commercial uses, ensuring that the residential units are of a residential
character and provide privacy between the uses, while maintaining internal compatibility between the
different uses by integrating pedestrian connectivity with the commercial areas. The project design
incorporates specific design features to minimize potential impacts to and from adjacent properties.
The vicinity is developed with medium to high density residential uses and is conducive to a mixed-
use project at this location.
Ground Floor Residential Units: The project meets site layout standards for mixed-use projects by
orienting the building toward the public street that is consistent with the neighborhood pattern,
however, the applicant is requesting relaxation to the limitation of residential units on the ground
floor within 50 feet of the building frontage facing Orcutt Road2. The proposed residential setback
reduction on the ground floor is appropriate for this site and location because primary commercial
activities in the neighborhood are oriented toward Laurel Lane rather than this portion of Orcutt Road,
with the exception of the existing public laundromat that is complementary to the surrounding
residential activities. The proposed residential uses on the ground floor are consistent and compatible
with the existing neighborhood pattern.
Front Yard Setback: The Zoning Regulations require a greater street yard setback for structures that
are greater than 20 feet in height in the C-S zone (§ 17.36.020). The proposed project is requested a
10-foot setback for the 34-foot tall structure, where 15 feet would normally be required. Zoning
Regulations § 17.70.170 stipulate that the front and street side setbacks may be reduced to 10 feet for
structures, subject to the findings under a Director’s Action Permit3. The required findings have been
2 Zoning Regulations § 17.70.130.D Mixed-Use Development. Ground Floor Limitations: …In all other zones,
residential units shall not occupy ground floor space within the first 50 feet of floor area measured from each building
face adjacent to a street toward the rear of the building unless the review authority finds that the project enhances
the pedestrian environment in the surrounding area or will perform a function or provide a service that is essential
or beneficial to the community or City.
3 Zoning Regulations § 17.108.040.A Required Findings: The Director may approve a Director’s Action application
only after first making all of the following findings. The proposed interpretation, determination, or modification to
standards: (1) Is consistent with the intent of these Zoning Regulations and applicable General Plan policies; (2) Is
consistent with or an improvement to the character of the neighborhood or zone; (3) Provides adequate consideration
of and measures to address any potential adverse effects on surrounding properties such as, but not limited to, traffic,
vehicular and pedestrian safety, noise, visual and scale, and lighting. - With regard to cases of granting exceptions
to the strict application of development standards, the following additional finding shall be made: (4) While site
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incorporated into the draft resolution (Attachment 1).
Parking: The project requires 22 vehicle parking spaces. The applicant is requesting a 5% parking
reduction, resulting in the provision of 21 vehicle parking spaces onsite. The project qualifies for a
shared parking reduction of up to 10% because the project includes two or more land uses that share
common parking areas4, and parking is adequate for the proposed project and all uses on-site5.
Condition No. 18 includes a requirement that the property owner must submit a running total of the
site’s parking requirements with the submittal of any building permit for tenant improvements, and/or
each business license.
3.4 Architectural Review Commission Directional Items
The ARC recommended eight directional items to be reviewed and evaluated prior to the Planning
Commission taking final action on the project. The applicant has made the following changes in
response to the directional items (Attachment 4, Applicant’s Response Letter):
ARC Directional Item #1: Consider additional glazing and horizontal siding to provide greater
articulation and interest along the street facade (south elevation) and the north elevation.
Response: The applicant provided additional full height windows along the street façade and south
elevation of the structure; however, horizontal siding was not provided. The applicant has expressed
that the addition of horizontal siding would conflict with the architectural style and materials of the
building, and the vertical siding material was retained to complement the standing seam metal roofing.
In order to adequately respond to the ARC’s direction Condition No. 11 has been modified to require
more substantial landscaping along the street frontage to complement the building and provide greater
articulation and variety along the public right-of-way.
ARC Directional Item #2: Consider accent colors on doors, window frames, and other elements to
provide greater contrast/interest.
Response: The applicant has responded to the ARC’s direction by revising the project renderings to
highlight the red window trim that matches the storefront of the existing laundromat building. Entry
doors have also been revised to provide greater contrast/interest to the building elements.
ARC Directional Item #3: Consider eliminating the proposed roof system to provide for a solar panel
array, roof system may be replaced by cornice or another detailed element.
Response: The applicant has revised the roof system to provide a greater area for solar panels,
however, the standing seam metal roof has been retained. While the applicant has responded to the
characteristics or existing improvements make strict adherence to the Zoning Regulations impractical or infeasible,
the project nonetheless conforms with the intent of these Regulations.
4 Zoning Regulations Sections 17.16.060.B. Where two or more uses share common parking areas, the total number of
parking spaces required may be reduced by up to 10% with approval of an administrative use permit…
5 Zoning Regulations Sections 17.16.060K.3. Where there has been a reduction in required parking, all resulting spaces
must be available for common use and not exclusively assigned to any individual use. In mixed use projects, required
residential parking may be reserved, but commercial parking must be made available for guests or overflow from
residences.
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ARC’s direction the Community Design Guidelines (CDG) state that when flat roofs are used, there
should be a continuous screening parapet topped with coping, or a cornice. Mansard roofs should be
used only to the extent that they maintain the same roof pitch as surrounding structures and are both
high and deep enough to create the illusion of being a true roof. In order to comply with the CDG and
the intent of the ARC’s direction, the project design should be revised to either eliminate the
remaining standing seam roofing and provide a detailed cornice at the top of the parapet or revert
back to the original design. Condition No. 3 has been provided to require the roof design to revert
back to the original roof design which would still provide for solar panels.
PC Discussion Item 1: The PC should provide direction to the applicant and staff regarding the
preferred approach to adequately address the intent of the ARC direction in consideration of the
architectural style of the structure as well as compatibility with adjacent structures.
ARC Directional Item #4: Improve access to bicycle parking by re-aligning with the garage door of
the workshop space.
Response: The applicant has modified the project to provide direct access to bicycle storage structure
to satisfy the ARC’s direction.
ARC Directional Item #5: Provide clarification on the uses within the workshop area to ensure
compatibility with noise limitations in proximity to residential uses.
Response: The applicant has provided clarification that the ‘workshop’ area is entirely reserved for
the storage of vehicles for an existing tenant, the space is not used for any commercial activities. The
applicant has assured that the tenant does not use the space for any body work or other noise
generating activities beyond standard cleaning of the vehicle collection. Furthermore, the use of the
storage building is limited to storage and has not been approved for any commercial activities, any
future use of this structure for commercial activity would require reconfiguration of required parking
and full compliance with the City’s Noise Ordinance and mixed-use development standards that
addresses commercial activity in proximity to residential structures.
ARC Directional Item #6: Provide more clarification of the colors and materials consistent with the
colors and materials board.
Figure 2: Original project (left). Revised project (right)
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Response: The colors and materials board was not available during the virtual ARC hearing, and the
project renderings that were provided did not include the color of the proposed structure, which
resulted in some misinterpretations of the proposed colors at the virtual hearing. The applicant has
updated the project renderings to include the color of the structure which is intended to match the
existing structures on site. Call outs on the project elevations have been updated to provide greater
clarity between colors and materials. A video of the colors and materials board will be available for
Commissioner’s and public review prior to the public hearing.
ARC Directional Item #7: Provide clarification to ensure parking spaces are reserved for required
parking and not the private use of the workshop area.
Response: The applicant has provided clarification that the tenant of the storage area understands that
they will be limited to only one of the required parking spaces. The tenant will also be the resident of
the studio unit that is to be retrofitted within the existing storage building. Condition No. 5 and 6 have
been incorporated into the resolution, which are standard conditions for projects that request shared
parking reductions to ensure parking is available for common use and the continued maintenance of
the parking calculation for the property to ensure that the site does not become under-parked.
ARC Directional Item #8: Consider widening the vertical siding element along the proposed stair
tower to improve proportionality of the feature.
Response: The applicant has updated the project plans to widen the vertical siding element for the
stair tower to improve proportionality and scale.
4.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks
Orcutt Road
East Setback
North Setback
West Setback
10 feet
42 feet
21 feet
7 feet
15 feet
5 feet
10 feet
5 feet
Ground Floor Residential Uses 7 feet 50 feet
Parking Setback 9 feet (Orcutt Road) 5 feet
Creek Setback 6 feet (existing structure**) 20 feet
Maximum Height of Structures 34 feet 35 feet
Density 8.82 13.44
Affordable Housing 1 Unit (Moderate or Low) 1 Unit or In-lieu Fee
Building Coverage 32% 75%
Floor Area Ratio (FAR) 0.55 1.5
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
21 (5% reduction)
3 EV Ready; 50% EV Capable
38
1
22
3 EV Ready; 50% EV Capable
38
1
Environmental Status Categorically exempt from environmental review under CEQA
Guidelines Section 15332 (In-Fill Development Projects)
*2019 Zoning Regulations
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** The existing structure is a legal non-conforming structure and would remain in place and be limited to interior
improvements to accommodate a residential unit and garage/workshop, no additional square-footage is
proposed.
5.0 CONSISTENCY COVID-19 ORDERS AND CURRENT FISCAL CONTINGENCY PLAN
This activity, planning for housing production, is presently allowed under the State and Local
emergency orders associated with COVID-19. This Project and associated staff work will be
reimbursed by the Developer directly or indirectly through fees and therefore consistent with the
guidance of the City’s Fiscal Health Contingency Plan.
6.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from the provisions of the California Environmental Quality Act
(CEQA) because it consists of the redevelopment of the project site consistent with policies and
standards applicable to development within the Services and Manufacturing area, on a site less than
five acres in size, with no value as habitat for endangered, rare, or threatened species, as described in
State CEQA Guidelines Section 15332 (Infill Development). The site is within City limits and is
served by City utilities and public services. Based on the location, size, and area and quantity of
commercial and residential components of the development, approval of the project will not result in
any significant effects related to traffic, noise, air quality, or water quality.
7.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including: Planning,
Engineering, Transportation, Building, Utilities, and Fire. Staff has not identified any unusual site
conditions or circumstances that would require special conditions. Other comments have been
incorporated into the draft resolutions as conditions of approval.
8.0 ALTERNATIVES
8.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
8.2 Deny the project. Deny the project based on findings of inconsistency with the General Plan,
Zoning Regulations or other pertinent City policies or standards. Commission to provide
specific findings for denial.
9.0 ATTACHMENTS
1.Draft Resolution
2.Project Plans
3.Previous ARC Report and Draft Minutes 4.6.20
4.Applicant’s Response Letter to ARC Directional Items
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RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION APPROVING THE DEVELOPMENT OF A THREE-
STORY MIXED-USE PROJECT WITHIN THE COMMERCIAL
SERVICES ZONE, CONSISTING OF 16 RESIDENTIAL UNITS ON A SITE
WITH AN EXISTING 1,587-SQUARE FOOT LAUNDROMAT. THE
PROJECT INCLUDES THE FOLLOWING EXCEPTIONS: STREET
YARD SETBACK REDUCTION FOR 10 FEET WHERE 15 FEET IS
NORMALLY REQUIRED, GROUND FLOOR RESIDENCES WITHIN
THE FIRST 50 FEET OF FLOOR AREA ADJACENT TO THE STREET,
TANDEM PARKING, AND A 5% SHARED PARKING REDUCTION TO
REDUCE THE REQUIRED PARKING BY ONE SPACE. PROJECT IS
CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW; AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
MAY 13, 2020 (1030 ORCUTT ROAD, ARCH-0556-2019 & USE-0822-2019)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on April 6, 2020, recommending approval of the project to the Planning
Commission based on consistency with the Community Design Guidelines, pursuant to a
proceeding instituted under ARCH-0556-2019, Jules Rogoff, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
May 13, 2020, pursuant to a proceeding instituted under ARCH-0424-2019 & USE-0822-2019,
Jules Rogoff, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval to the
project (ARCH-0556-2019 & USE-0822-2019), based on the following findings:
1. The project is consistent with Land Use Element Policy 2.3.6 “Housing and Businesses”
and 3.8.5 (Mixed Uses) because the project provides residential dwellings within a
commercial district near neighborhood commercial centers, major activity nodes and
transit opportunities. Housing at this location is and can be compatible with the proposed
and existing commercial uses on-site and on adjacent properties.
ATTACHMENT 1 Item 3
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Resolution No. PC-XXXX-20
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2. The project is consistent with the Housing Element because the project provides a variety
of residential types, sizes, and style of dwellings (HE Goal 5), and encourages the
development of housing close to activity centers to utilize land efficiently (HE 5.3).
3. The project is consistent with Conservation and Open Space Element Policy 4.4.3 because
the project promotes higher-density, compact housing to achieve more efficient use of
public facilities and services and to improve the jobs/housing balance.
4. As conditioned, the project is consistent with the Zoning Regulations for Mixed-Use
Projects (Section 17.70.130), since the proposed building design complies with objective
design criteria and performance standards for mixed-use development.
Minor Use Permit Findings
5. As conditioned, the establishment, maintenance, or operation of the proposed project will
not, in the circumstances of the particular case, be detrimental to the health, safety, or
general welfare of persons residing or working in the vicinity of the proposed use, or
detrimental or injurious to property and improvements in the neighborhood or to the
general welfare of the City.
6. As conditioned, the proposed project is consistent with the General Plan Land Use Element
for this location since the project proposes to construct a mixed-use building that includes
commercial service uses and residential uses that are consistent with activities envisioned
by the Services and Manufacturing District.
7. As conditioned, the project complies with all applicable provisions of the Zoning
Regulations as described within the property development standards for the C-S zone and
mixed-use development. The proposed uses are compatible with the project site and with
existing and potential uses in the vicinity which include commercial services and
residences.
8. The project is consistent with the General Plan and is compatible with their surroundings,
with neighboring uses, and with each other since the project has appropriate setbacks from
the roadway and incorporates design features that protect the privacy and quality of the
residential units.
9. The site is physically suitable in terms of public utilities, traffic generation, and public
emergency vehicle access, because the proposed project is within an existing developed
neighborhood that provides adequate utilities, vehicle parking, and site circulation. The site
is adequate for the project in terms of size, configuration, topography, and other applicable
features, and has appropriate access to public streets with adequate capacity to
accommodate the quantity and type of traffic expected to be generated by the use.
Development Review Findings
ATTACHMENT 1 Item 3
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Resolution No. PC-XXXX-20
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10. As conditioned, the project is consistent with the Community Design Guidelines for multi-
family housing design and infill development because the architectural style is
complementary to the surrounding neighborhood and is designed consistent with the
prevailing setback pattern of the neighborhood.
11. As conditioned, the project design is consistent with the Community Design Guidelines by
providing a variety of architectural treatments that add visual interest and articulation to
the building design that are compatible with the design and scale of the existing structures
in the surrounding neighborhood (CDG, Chapter 5.3).
12. As conditioned, the project respects the privacy of adjacent residences through appropriate
building orientation and windows that minimize overlook and do not impair the privacy of
the indoor or outdoor living space of neighboring structures.
13. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the street’s appearance because the development is
designed in a manner that does not deprive reasonable solar access to adjacent properties
by positioning the majority of the building mass along the street frontage and toward
commercial properties. The project incorporates vertical and horizontal wall plan offsets,
which provide a high-quality and aesthetically pleasing architectural design.
Placement of Residential Units along Street Frontage
14. The allowance of ground-floor residential units within the first 50-feet of floor area
adjacent to the street will not negatively alter the overall character of the neighborhood or
the streets appearance because primary commercial activities in the neighborhood are
oriented toward Laurel Lane rather than this portion of Orcutt Road, with the exception of
the existing public laundromat that is complementary to the surrounding residential
activities. Residential uses on the ground floor along the street frontage are consistent and
compatible with the existing neighborhood pattern.
Street Setback Exception Findings
15. Granting of the street setback reduction of 10 feet, where 15 feet is normally required will
not alter the overall character of the neighborhood or the street’s appearance because the
requested exceptions are minor and will not deprive any adjacent properties from
reasonable solar access, because the areas that include exceptions do not contribute to the
overall height of the structure that would increase shading on any adjacent property. The
exception is consistent with the intent of the Zoning Regulations and the General Plan for
development within the C-S zone.
16. No useful purpose would be realized by requiring the full street setback because no
significant fire protection, emergency access, privacy or security impacts would occur, and
the exception is consistent with the character of the neighborhood where the average
setback is less than 10 feet in the immediate vicinity and adjacent zoning has a minimum
setback of 10 feet in the R-4 zone.
ATTACHMENT 1 Item 3
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Resolution No. PC-XXXX-20
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17. The proposed setback does not create or contribute to any adverse effects on surrounding
properties because the project is consistent with the neighborhood prevailing setback
pattern that will have no greater effect on traffic, vehicular or pedestrian safety, noise,
aesthetic, or lighting that would be inconsistent with development opportunity of
neighboring properties.
18. Site characteristics and existing improvements make strict adherence to the Zoning
Regulations impractical due to the required maneuverability of a fire service vehicles to
access the area behind the proposed structure, the project nonetheless conforms with the
intent of the Zoning Regulations because: Zoning Regulations Section 17.70.170.D.2.a
(Setbacks, Exceptions to Setback Requirements, Discretionary Exceptions, Reduced Front
and Street Side Setbacks) which allows for the Director’s discretion to reduce the street
side setbacks to 10 feet for structures; the request for the 10-foot setback is consistent with
the neighborhood because several adjacent structures were developed with approved with
street setbacks of less than 10 feet.
Parking Reduction Findings
19. The project qualifies for a 5 percent shared parking reduction in accordance with Zoning
Regulations Section 17.72.050.B and the Institute of Transportation Engineers Parking
Demand study, where the peak hours of use will not overlap or coincide to the degree that
peak demand for parking spaces from all uses or projects will be greater than the total
supply of spaces.
20. As conditioned, the proposed shared parking provided will be adequate to serve each use
within the project site.
21. The parking reduction is appropriate for the project site because a parking demand study
has been conducted by the City’s Transportation Division and prepared under procedures
set forth by the Community Development Director which supports the proposed reduction.
22. As conditioned, in the case of a shared parking facility that serves more than one property,
a parking agreement shall be prepared and recorded with the Office of the County
Recorder, requiring the parking to be operated on a nonexclusive basis, to be open and
available to the public for shared use, short-term parking during normal business hours.
SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) because it consists of the
redevelopment of the project site consistent with policies and standards applicable to development
within the Services and Manufacturing area, on a site less than five acres in size, with no value as
habitat for endangered, rare, or threatened species, as described in State CEQA Guidelines Section
15332 (Infill Development). The site is within City limits and is served by City utilities and public
services. Based on the location, size, and area and quantity of commercial and residential
components of the development, approval of the project will not result in any significant effects
related to traffic, noise, air quality, or water quality.
ATTACHMENT 1 Item 3
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Resolution No. PC-XXXX-20
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SECTION 3. Action. The project conditions of approval do not include mandatory code
requirements. Code compliance will be verified during the plan check process, which may include
additional requirements applicable to the project. The Planning Commission hereby grants final
approval to the project with incorporation of the following conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the Planning Commission (ARCH-
0556-2019 & USE-0822-2019). A separate, full-size sheet shall be included in working
drawings submitted for a building permit that lists all conditions and code requirements of
project approval listed as sheet number 2. Reference shall be made in the margin of listed
items as to where in plans requirements are addressed. Any change to approved design, colors,
materials, landscaping, or other conditions of approval must be approved by the Director or
Architectural Review Commission, as deemed appropriate.
2. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with the Development Review application.
3. Plans submitted for a building permit shall include a roof system consistent with the design
presented to the Architectural Review Commission on April 6, 2020.
4. Plans submitted for a building permit shall include recessed window details or equivalent
shadow variation, and all other details including but not limited to awnings, and railings. Plans
shall indicate the type of materials for the window frames and mullions, their dimensions, and
colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses
and other related window features. Plans shall demonstrate the use of high-quality materials
for all design features that reflect the architectural style of the project and are compatible with
the neighborhood character, to the approval of the Community Development Director.
5. The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Planning and
Building permits for tenant changes or improvements, and/or each business license, to ensure
the site does not become under-parked.
6. All surface parking spaces must be available for common use and not exclusively assigned to
any individual use, required residential parking may be reserved, but commercial parking
must be made available for guests or overflow from residences.
7. Plans submitted for a building permit shall clearly depict the location of all required short and
long-term bicycle parking for all intended uses, plans submitted for construction permits shall
include bicycle lockers or interior space within each residential unit or other area for the
storage of at least two bicycle per residential unit. Sufficient detail shall be provided about
ATTACHMENT 1 Item 3
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Resolution No. PC-XXXX-20
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the placement and design of bike racks and lockers to demonstrate compliance with relevant
Engineering Standards and Community Design Guidelines, to the satisfaction of the Public
Works and Community Development Directors.
8. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be
clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-sheets
on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light
is directed downward consistent with the requirements of the City’s Night Sky Preservation
standards contained in Chapter §17.70.100 of the Zoning Regulations.
9. Mechanical and electrical equipment shall be located internally to the building. With submittal
of working drawings, the applicant shall include sectional views of the building, which clearly
show the sizes of any proposed condensers and other mechanical equipment. If any
condensers or other mechanical equipment is to be placed on the roof, plans submitted for a
building permit shall confirm that parapets and other roof features will adequately screen
them. A line-of-sight diagram may be required to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements
10. The storage area for trash and recycling cans shall be screened from the public right-of-way
consistent with §17.70.200 of the Zoning Regulations. The subject property shall be
maintained in a clean and orderly manner at all times, free of excessive leaves, branches, and
other landscape material. The applicant shall be responsible for the clean-up of any landscape
material in the public right-of-way.
11. The applicant shall submit a landscaping plan containing an irrigation system plan with
submittal of working drawings for a building permit. The legend for the landscaping plan
shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding
symbols for each plant material showing their specific locations on plans. The surfaces and
finishes of hardscapes shall be included on the landscaping plan. The landscape plans shall
provide mature landscaping along the street frontage of the new structure that is of an
evergreen species and a minimum size of 5 gallons, that complements the buildings
architecture, subject to the satisfaction of the Community Development Director
12. Plans submitted for construction permits shall include elevation and detail drawings of all
walls and fences. Fences, walls, and hedges will comply with the development standards
described in the Zoning Regulations (§17.70.070 –Fences, Walls, and Hedges).
13. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
ATTACHMENT 1 Item 3
Packet Page 23
Resolution No. PC-XXXX-20
1030 Orcutt Road, ARCH-0556-2019 & USE-0822-2019
Page 7
Director, the back-flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
14. The design of proposed structures shall incorporate noise attenuating construction techniques
that reduces noise exposure to acceptable levels. Exposure in outdoor activity areas must not
exceed 60 dB and indoor exposure must not exceed 45 dB consistent with the City’s Noise
Ordinance. Plans submitted for construction permits must clearly indicate and describe noise
attenuation measures, techniques, and materials, and demonstrates their compliance with
noise levels limits.
15. Prior to building occupancy, the owner of the property shall provide a Residential Noise
Notice in writing for residential occupants stating that the property is located within a
commercial zone in an urban-type environment and that noise levels may be higher than a
strictly residential area.
16. Prior to occupancy, an overflight notification shall be recorded and appear with the property
deed. The applicant shall also record a covenant with the City to ensure that disclosure is
provided to all buyers and lessees at the subject property. Notice form and content shall be to
the satisfaction of the Community Development Director and include the following language:
NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of an
airport, within what is known as the airport influence area. For that reason, the property may
be subject to some of the annoyances or inconveniences associated with proximity to airport
operations (for example: noise, vibration, or odors). Individual sensitivities to those
annoyances can vary from person to person. You may wish to consider what airport
annoyances, if any, are associated with the property before you complete your purchase and
determine whether they are acceptable to you.
17. Any new proposed signage shall be reviewed by the Planning Division to ensure
appropriateness for the site and compliance with the Sign Regulations. Signage shall
coordinate with building architecture and the type of land use. The Director may refer signage
to the ARC if it seems excessive or out of character with the project.
Housing Programs – Community Development Department
18. Prior to the issuance of construction permits, the city and the project owners shall enter into
an Affordable Housing Agreement, to be recorded in the office of the county recorder. The
agreement shall specify mechanisms or procedures to assure the continued affordability and
availability of a minimum of 1 dwelling unit to low- or moderate-income households, to the
satisfaction of the Community Development Director. The agreement shall also set forth those
items required by Section 17.140.030(B) or any alternative incentives granted pursuant to
Section 17.140.070. The agreement shall run with the land and shall be binding upon all heirs,
ATTACHMENT 1 Item 3
Packet Page 24
Resolution No. PC-XXXX-20
1030 Orcutt Road, ARCH-0556-2019 & USE-0822-2019
Page 8
successors or assigns of the project or property owner, and shall ensure affordability for a
period of not less than fifty-five years, or as otherwise required by state law.
Engineering Division – Public Works/Community Development
19. Projects involving the construction of new structures, the addition of dwelling units, or the
substantial remodel of existing structures requires that complete frontage improvements be
installed or that existing improvements be upgraded per city standard (Municipal Code
Section 12.16.050).
20. Any sections of damaged or displaced curb, gutter, sidewalk, or driveway approach shall be
repaired or upgraded per City Engineering Standards. A header board or low curb shall be
provided along the back of sidewalk and existing planting areas to minimize the migration of
soil and landscaping materials into the public sidewalk area.
21. The building plan submittal shall show and label all properties lines, easements, dedications,
and survey monumentation for reference. The plans shall show and label the Orcutt Road
right-of-way width, dimensions from centerline of roadway to face of curb, face of curb to
property line for reference.
22. The building plan submittal shall include a complete site plan/demolition and utility plan
showing all existing and proposed structures, surface improvements, and utilities. The plan
shall include all existing and proposed street improvements along with City water, sewer, and
storm drain systems, gas, and wire services for reference. The site/utility plan shall show all
existing and proposed utility company meters. The plan shall show all pertinent neighboring
improvements such as retaining walls and fences for reference.
23. The site/electrical plan shall show the existing and proposed overhead and underground wire
utilities for reference. All new electrical and telecom wire utilities shall be provided as
underground services to the new apartment units.
24. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving
materials are recommended for water quantity and/or quality control purposes and in the area
of existing or proposed trees and where the driveway or parking area may occur within the
dripline of any tree. Alternate paving material shall be approved to the satisfaction of the
Planning Division.
25. All parking spaces shall be able to be entered in one movement. All spaces, drive aisles, etc.
shall be designed so that all vehicles can exit to the adjoining street in a forward motion in
not more than two maneuvers. For purposes of maneuverability, all required and proposed
covered and uncovered spaces shall be assumed to be occupied by a standard size vehicle.
26. The building plan submittal shall show all parking spaces that are adjacent to a post, column,
or wall shall be one additional foot in width per City Engineering Standard 2220.
ATTACHMENT 1 Item 3
Packet Page 25
Resolution No. PC-XXXX-20
1030 Orcutt Road, ARCH-0556-2019 & USE-0822-2019
Page 9
27. The building plan submittal shall include all pertinent parking lot signage and striping to
clarify the one-way sections of the drive aisle. The building plan submittal shall demonstrate
compliance with maneuverability requirements for all parking stalls, specifically access to the
angled parking stalls 8 – 11 may need to be modified from a reversed one-way direction,
parking stalls 12 and 13 shall increase stall width or be re-oriented to improve
maneuverability. The one-way direction, planter widths, and parking stall orientations may
need to be adjusted to accommodate the maneuverability requirements, subject to the
satisfaction of the Public Works Director.
28. A mailbox unit, kiosk, or mail room shall be provided to the satisfaction of the Planning
Division, Public Works Department, and the US Postal Service.
29. The building plan submittal shall show and note compliance with the Post Construction
Stormwater Regulations (PCRs) as promulgated by the Regional Water Quality Control
Board. The building plan submittal shall include a PCR checklist showing compliance as a
redeveloped site.
30. If required, water quality treatment systems, the treatment train, and maintenance BMPs shall
be accompanied by an Operation and Maintenance Manual. A private stormwater
conveyance system (PSCS) agreement shall be recorded in a format provided by the City of
San Luis Obispo prior to building permit issuance.
31. The building plan submittal shall show all existing trees on the property with a trunk diameter
of 3 inches or greater. Offsite trees along the adjoining property lines with canopies and/or
root systems that extend onto the property shall be shown to remain and be protected. The
plan shall note which trees are to remain and which trees are proposed for removal. Include
the diameter and species of all trees. Tree canopies should generally be shown to scale for
reference. The plan shall show all existing and proposed street trees.
32. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The
City Arborist shall review and approve the proposed tree protection measures prior to
commencing with any demolition, grading, or construction. The City Arborist shall approve
any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A
city-approved arborist shall complete safety pruning. Any required tree protection measures
shall be shown or noted on the demolition and building plans. Contact this office or the City
Arborist at 781-7023 to review and to establish any required preservation measures to be
included with the permit submittal(s).
Transportation Division – Public Works
33. Plans submitted for public improvement shall demonstrate compliance with on-street parking
minimums, and restrict parking within 10 feet from the driveway edge, subject to the
satisfaction of the Public Works Director.
Building Division – Community Development
ATTACHMENT 1 Item 3
Packet Page 26
Resolution No. PC-XXXX-20
1030 Orcutt Road, ARCH-0556-2019 & USE-0822-2019
Page 10
34. Construction plans submitted for building permits shall be designed in accordance with the
applicable codes in effect at time of submittal. Review of the general information provided
for entitlement is cursory and does not guarantee code compliance for a future construction
submittal.
35. Accessible parking shall be in designed accordance with the California Building Code 11B-
502. Access aisles for Accessible parking shall extend the full required length of the parking
space they serve. 11B-502.3.1. Access Aisles shall not overlap the vehicular way. 11B-
502.3.4.
Fire Department
36. The building occupancy of the existing storage structure (addressed as 1010 Orcutt) appears
to be used for parking for the site and not just the private residence. Plans submitted for a
building permit shall provide additional information that demonstrates compliance with
occupancy requirements that reflects the intended use of this structure. Fire sprinklers
conforming to NFPA 13 with a dedicated fire main are required, subject to the satisfaction of
the Fire Marshal.
Utilities Department
37. The project is within the Recycled Water Master Planning area and shall be required to tie
into the recycled water system once water can be delivered to the project site, subject to the
satisfaction of the Utilities Director, and Chief Building Official.
38. Plans submitted for a building permit shall include details of all new or redeveloped trash
enclosures that meet the City’s standards and includes all (3) waste streams, trash, recycling,
and organics.
Indemnification
39. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in
the defense against an Indemnified Claim.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ATTACHMENT 1 Item 3
Packet Page 27
Resolution No. PC-XXXX-20
1030 Orcutt Road, ARCH-0556-2019 & USE-0822-2019
Page 11
ABSENT:
The foregoing resolution was passed and adopted this 13th day of May, 2020.
_____________________________
Tyler Corey, Secretary
Planning Commission
ATTACHMENT 1 Item 3
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ATTACHMENT 2Item 3Packet Page 29
ATTACHMENT 2Item 3Packet Page 30
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Meeting Date: April 6, 2020
Item Number: 1
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project includes the redevelopment of an existing commercial property to include a
three-story residential structure and repurposing of an existing storage building to provide a total of
16 residential units in addition to the existing 1,587 square-foot laundromat to remain. The project
will include demolishing the existing carwash service bays to provide room for the new residential
structure. The project includes exceptions to the street yard setback to allow a 10-foot setback for a
portion of the new structure, where a 15-foot setback is normally required for structures greater than
20-feet in height, and an exception to allow ground floor residences within the first 50 feet of floor
area adjacent to the street. The project also includes a shared parking reduction of five percent, to
reduce the required parking by one space (Attachment 1, Project Plans).
General Location: The 24,551-square foot
project site is located on developed
property along Orcutt Road, with direct
access from Orcutt Road. The site is adjacent
to Alrita-Clara Creek along the west
property line.
Present Use: Laundromat and Carwash
Zoning: Service Commercial (C-S) zone
General Plan: Services & Manufacturing
Surrounding Uses:
East: Multi-Family Housing
West: Auto Repair and Services
North: Multi-Family Housing
South: Multi-Family Housing
PROPOSED DESIGN
Architecture: Industrial architectural design
Design details: Hip-style roof system, upper level balconies, rain screen, and awnings.
Materials: C-train shipping containers, corrugated siding, vertical standing seam metal panels, stucco
and split-face CMU elements, and anodized aluminum storefront.
Colors: All colors are proposed to match the existing buildings on site; primary color beige, secondary
blueish grey.
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 1030 Orcutt FILE NUMBER: ARCH-0556-2019 & USE-0822-2019
APPLICANT: Jules Rogoff REPRESENTATIVE: Randy Dettmer
____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Figure 1: Subject Property
ATTACHMENT 3 Item 3
Packet Page 43
ARCH-0556-2019 & USE-0822-2019 (1030 Orcutt)
Page 2
FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Community
Design Guidelines (CDG), and applicable City Standards and 2) provide comments and
recommendations to the Planning Commission.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and CDG. Staff has identified the discussion items below re lated to consistency with CDG
Chapters 2 (General Design Principles), 3.1 (Commercial Project Design), and 6 (Site Planning and Other
Design Details).
Highlighted Sections Discussion Items
Chapter 2 – General Design Principles
§2.1 - Site Design
The project site is located on a parcel zoned C-S, with residential uses
to the north, east and south, and commercial uses to the west. The CDG
state that each project should be designed with careful consideration
of site character and constraints and minimize changes to natural
features. The ARC should discuss how the project fits in with the best
examples of appropriate site design and architecture in the vicinity of
the site. The ARC should discuss whether the project site activities
(residential on the ground level along the street frontage) are logically
oriented so that the project will operate efficiently and effectively for
all users.
§2.1.C – Building Design
The CDG state that the building designs should exhibit proportion,
continuity, harmony, simplicity, rhythm, and balance; present well-
articulated building elevations relieved by shadow or texture interest;
demonstrate attention to detailing and articulation to visually reduce
apparent mass; and employ materials appropriately for durability and
authenticity. The ARC should discuss the proposed building design
Figure 2: Rending of the project as seen from Orcutt Road
ATTACHMENT 3 Item 3
Packet Page 44
ARCH-0556-2019 & USE-0822-2019 (1030 Orcutt)
Page 3
elements as they relate to the existing structures on site and in the
vicinity.
Chapter 3.1 – Commercial Project Design Guidelines
§ 3.1.B.2 Neighborhood
Compatibility
The CDG notes that new development should maintain its own identify
and be complementary to its surroundings. A new building can be
unique and interesting and still show compatibility with the
architectural styles and scale of other buildings in the vicinity. The ARC
should discuss whether the office development provides sufficient
design factors to contribute to neighborhood compatibility; design
theme, building scale/size, setbacks and massing, colors, textures, and
building materials.
§3.1.B.4 Form and Mass
The ARC should discuss whether the project provides a sense of human
scale and proportion, and whether the proposed articulation is
sufficient in relieving the buildings mass and expansive wall planes.
§3.1.B.8 Entries
The ARC should discuss whether the project entries are sufficient for
the commercial district in creating an architectural focal point for the
new building.
PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks
Orcutt Road
East Setback
North Setback
West Setback
10 feet
42 feet
21 feet
7 feet
15 feet
5 feet
10 feet
5 feet
Parking Setback 9 feet (Orcutt Road) 5 feet
Creek Setback 6 feet (existing structure**) 20 feet
Maximum Height of Structures 34 feet 35 feet
Density 8.82 13.44
Affordable Housing 1 Unit (Moderate or Low) 1 Unit or In-lieu Fee
Building Coverage 32% 75%
Floor Area Ratio (FAR) 0.55 1.5
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
21 (5% reduction)
3 EV Ready; 50% EV Capable
38
1
22
3 EV Ready; 50% EV Capable
38
1
Environmental Status Categorically exempt from environmental review under CEQA Guidelines
Section 15332 (In-Fill Development Projects)
*2019 Zoning Regulations
** The existing structure is a legal non-conforming structure and would remain in place and be limited to
interior improvements to accommodate a residential unit and garage/workshop, no additional square-
footage is proposed.
ATTACHMENT 3 Item 3
Packet Page 45
ARCH-0556-2019 & USE-0822-2019 (1030 Orcutt)
Page 4
ACTION ALTERNATIVES
6.1 Recommend approval of the project. An action recommending approval of the application
will be forwarded to the Planning Commission for final action. This action may include
recommendations for conditions to address consistency with the Community Design
Guidelines.
6.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues, with references to specific Community Design
Guidelines.
6.3 Recommend denial the project. An action recommending denial of the application should
include findings that cite the basis for denial and should reference inconsistency with the
General Plan, CDG, Zoning Regulations or other policy documents.
ATTACHMENTS
1. Project Plans
ATTACHMENT 3 Item 3
Packet Page 46
DRAFT
Minutes - DRAFT
ARCHITECTURAL REVIEW COMMISSION
Monday, April 6, 2020
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday, April
6, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Micah Smith,
Christie Withers and Chair Allen Root
Absent: None
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
--End of Public Comment--
APPROVAL OF MINUTES
1. Consideration of Minutes of the Regular Architectural Review Commission Meeting of
February 10, 2020.
ACTION: MOTION BY COMMISSIONER WITHERS, SECOND BY COMMISSIONER
BELLER, CARRIED 5-0-1 (Commissioner Smith abstaining) to approve the minutes of the
Regular Architectural Review Commission meeting of February 10, 2020.
ATTACHMENT 3 Item 3
Packet Page 47
DRAFTDRAFT Minutes – Architectural Review Commission Meeting of April 6, 2020 Page 2
PUBLIC HEARINGS
2. Project Address: 1030 Orcutt; Case #: ARCH-0556-2019; Zone: C-S; Jules Rogoff,
Laundry Express, owner/applicant. Development review of a three-story mixed-use project
within the Commercial Services zone, consisting of 15 residential units on a site with an
existing 1,587-square foot laundromat. The project includes the following requests: street yard
setback reduction for 10 feet where 15 feet is normally required, ground floor residences within
the first 50 feet of floor area adjacent to the street, tandem parking, and a 5% shared parking
reduction to reduce the required parking by one space. The project is categorically exempt
from environmental review (CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Randy Dettmer, and Applicant/Owner, Jules Rogoff, responded to
Commissioner inquiries.
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
SMITH, CARRIED 4-2-0 (Commissioners DeMartini and Withers dissenting) to recommend
that the Planning Commission approve the project with the following recommendations:
• Consider additional glazing and horizontal siding to provide greater articulation and
interest along the street facade (south elevation) and the north elevation.
• Consider accent colors on doors, window frames, and other elements to provide greater
contrast/interest.
• Consider eliminating the proposed roof system to provide for a solar panel array, roof
system may be replaced by cornice or another detailed element.
• Improve access to bicycle parking by re-aligning with the garage door of the workshop
space.
• Provide clarification on the uses within the workshop area to ensure compatibility with
noise limitations in proximity to residential uses.
• Provide more clarification of the colors and materials consistent with the colors and
materials board.
• Provide clarification to ensure parking spaces are reserved for required parking and not the
private use of the workshop area.
• Consider widening the vertical siding element along the proposed stair tower to improve
proportionality of the feature.
ATTACHMENT 3 Item 3
Packet Page 48
DRAFTDRAFT Minutes – Architectural Review Commission Meeting of April 6, 2020 Page 3
3. Project Address: 3700 Ranch House; Case # ARCH-0825-2019 and SBDV-0826-2019;
Zone: R-3-SP; WC Taylor Ranch, LLC, owner/applicant. Development review of a three-
story condominium project consisting of 40 residential units throughout 14 separate buildings
within Tract 3044 (South Morros), as part of the Orcutt Area Specific Plan. The project
includes exceptions from the following specific development standards: fence height exception
for a portion of a fence and retaining wall within the street yard of 13 feet in height, where
normally limited to 3 feet, an exception to the side yard setback of 16 feet where normally a
23 foot setback is required, as well as minor exceptions to the open space requirements for
common interest subdivisions. The project also includes an affordable housing alternative
incentive request for relief of site development standards to allow a maximum height of 37 fee
for two buildings, where normally limited to 35 feet. The project is in consistent with
previously adopted Mitigated Negative Declaration ER-137-11, City Council Resolution No
10462 (2013 Series)
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representatives, Carol Florence and David Kosco, with Oasis Associates, Inc.,
responded to Commissioner inquiries.
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
PICKENS, CARRIED 6-0-0 to continue review of the project to a date uncertain, with the
following recommendations to the applicant:
• Redesign the architectural style of the project to incorporate and respect the architectural
styles identified in the Orcutt Area Specific Plan (OASP) in consideration of compatibility
of neighboring projects and the historical context and vision of the OASP.
• The revised architectural style should apply articulation equally to each elevation and
incorporate materials and colors that reflect a more traditional architectural style as
reference in the OASP and as demonstrated in the neighboring approved projects.
• The applicant shall provide additional renderings of the project to provide a better
perspective of the architectural form of the structures in consideration of their context on
the site. Consider additional renderings along the streetscape and as viewed from the
interior of the site.
ATTACHMENT 3 Item 3
Packet Page 49
DRAFTDRAFT Minutes – Architectural Review Commission Meeting of April 6, 2020 Page 4
4. Project Address: 3885 South Higuera; Case #: ARCH-0805-2019; Zone: M-SP; Tank
Farm Center LLC, applicant. Review of a Sign Program for the Public Market at Bonetti
Ranch as required by prior Architectural Review with exceptions to the sign standards relating
to proposed wall, hanging, monument and directory signs.
Assistant Planner Cassidy McSurdy presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Sean Beauchamp, and Owner/Applicant, Taylor Judkins, responded
to Commissioner inquiries.
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER DEMARTINI, SECOND BY
COMMISSIONER WITHERS, CARRIED 6-0-0 to approve the project as presented with the
inclusion of the Staff Recommendation:
• Plans submitted for a sign permit shall include colors and materials of all signs for
determination of compatibility with the structure upon which they are placed. In addition,
no sign shall allow for internally lit cabinet or channel lettering as required by previous
Cultural Heritage Committee (CHC) Resolution No. 1008-16.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 8:57 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, April 20, 2020 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2020
ATTACHMENT 3 Item 3
Packet Page 50
Architecture
663 Hill St. San Luis Obispo, CA 93405
April 23, 2020
Kyle Bell, Associate Planner
City of San Luis Obispo Planning Department
919 Palm Street
San Luis Obispo, CA 93401
RE: Orcutt Road Mixed Use Development
1030 Orcutt Road
ARCH-0556-2019
Dear Kyle,
Enclosed, please find revised plans and renderings which address various ARC comments provided at
the April 6th hearing
Additional full height windows have been added to the street façade, which match adjacent
windows on the building. We explored various options for horizontal siding and found them not to
be appropriate and attractive, so have retained the vertical siding material matching the standing
seam roofing.
The store front window systems are now shown to be a bright “red”, which matches the red
windows on the existing laundromat building. Entry doors to the apartments are also shown to be
red in color.
The roof system has been modified to include a cement plaster parapet wall, which adds
articulation to the roof design and provides for a larger roof area for proposed solar panels. We
have retained some sloped roofing to relate to the sloped roofing of the existing buildings on the
site.
A door has been added to the building at 1010 Orcutt for improved access to the bicycle parking
in the garage.
The project owner has submitted a description of the uses proposed for the garage & workshop
demonstrating compatibility with the residential apartments. Please see attached statement.
Please refer to the color and materials board for proposed project elements. The renderings
when printed, show the buildings somewhat lighter than the actual colors proposed.
Please see the owner’s description of the parking at the workshop area. The tenant will only use
one parking space in front of the building.
The stair tower has been widened to improve proportionality and scale.
If you have questions, or need additional information, please contact me at your convenience. Thanks
very much.
Sincerely
Randy Dettmer, AIA, NCARB
805 541 4864 / Fax 805 541 4865
rcdettmer@charter.net
ATTACHMENT 4 Item 3
Packet Page 51
1
rcdettmer@charter.net
From:Jules Rogoff <jrinslo@hotmail.com>
Sent:Monday, April 20, 2020 9:02 AM
To:rcdettmer@charter.net; 'Bell, Kyle'
Subject:Re: 1030 Orcutt Rd Mixed Use
To clarify the workshop uses:
My tenant of over six years has a full‐time job at Villa Automotive as an auto body repair man and painter.
He has over the years restored a couple of collectible vehicles one of which Is a 1969 Camaro, a 1948 pick up truck, a
Norton motorcycle and a quarter midget race car.
He leases my garage space mainly for the storage of his vehicles, tools, and other automotive collectibles. He does not
do any body work or painting in the garage. He will on the weekends clean and maintain his collection. He does not work
on anyone else’s vehicles on the property. His on site presents at the shop is probably less than 10 hours a week and has
never created a noise issue.
He has been notified of the potential changes next‐door at 1030 Orcutt Rd. and understands he will have to give up the
space where his boat is and he will only be limited to one parking place in front of the building.
The trailer That is currently in front of the building belongs to me and has been used for parts and tool storage during
the construction of the laundromat. It will be moved once we get a final for 1050 Orcutt Rd.
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From: rcdettmer@charter.net <rcdettmer@charter.net>
Sent: Monday, April 20, 2020 8:14:57 AM
To: 'Bell, Kyle' <KBell@slocity.org>; 'Jules Rogoff' <jrinslo@hotmail.com>
Subject: RE: 1030 Orcutt Rd Mixed Use
Good morning Kyle,
Hope you are healthy and safe. When can we plan to receive a formal letter from the city regarding the ARC approval
and conditions..? We are making revisions to the design to address the comments below, and will be ready to submit
the revised plans to your department soon. Please contact me at your convenience if you have questions. Thanks very
much..!!
Randy Dettmer, AIA, NCARB
805 541 4864 / F 805 541 4865
rcdettmer@charter.net
From: Bell, Kyle <KBell@slocity.org>
Sent: Tuesday, April 07, 2020 6:57 PM
To: rcdettmer@charter.net; 'Jules Rogoff' <jrinslo@hotmail.com>
Subject: RE: 1030 Orcutt Rd Mixed Use
Good evening,
I will be in the office tomorrow and can take a photo of the colors and materials board. We are not currently
accommodated any in-person deliveries or pick-ups, when you have the revised plans please first email me a
digital version and then mail the additional plans sets to our office hear at 919 Palm Street. We will need 9
additional plan sets for the planning commission and the project file.
ATTACHMENT 4 Item 3
Packet Page 52
1030 Orcutt Road
Orcutt Apartments
ARCH-0556-2019 & USE-0822-2019
Development review of a three-story mixed-use project within
the Commercial Services zone, consisting of 16 residential units
on a site with an existing 1,587-square foot laundromat.
May 13, 2020
Applicant: Jules Rogoff
Recommendation
Adopt the Draft Resolution that approves the project
subject to findings and conditions of approval.
3
Project Description
4
Redevelopment and a new 3-story structure including and
consisting of:
▪15 new apartments (1 affordable unit)
▪1 new apartment in existing structure
▪Existing laundromat
▪21 parking spaces and associated site improvements
Site Plan
5
Building Design
6
Recommendation
Adopt the Draft Resolution that approves the project
subject to findings and conditions of approval.
Existing architectural style at subject property
Existing architectural style at subject property
Multi-unit apartment
building behind the subject
property.
Commercial building next door
at the corner of Laurel Ln. and Orcutt Rd.
Existing apartment complex across the street
from the subject property
Existing Mobile home park across the street
from the subject property
Existing mobile home park across the street
from the subject property